$245,000
135 Sterling St Unit 135
Beacon, NY
2 bd2 ba1,050 sqft$233/ft²
coop
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Compass Real Estate · Beacon, NY
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Beacon, NY Housing Market
Balanced market+6.5% YoY
Zillow, August 2026 · Refreshes monthlyRedfin, through May 2026 · No longer updatingFreddie Mac via FRED, September 2026 · Refreshes weekly
The typical home in Beacon, NY is worth $569,645, rose 6.5% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $676,250, +16.0% year over year (through May 2026). With 5.2 months of supply and homes going under contract in about 27 days, Beacon is a balanced market. At today's 7.03% 30-year fixed rate, 20% down on a $569,645 home is about $3,041/mo in principal and interest.
Key numbers for Beacon, NY
Typical home value
$569,645
+6.5% in 12 months
Zillow, August 2026
Typical asking rent
$2,703/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$676,250
+16.0% year over year
Redfin, through May 2026
Days on market
27
Average pace
Redfin, through May 2026
Active listings
31
5.2 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$93,347
Home costs 6.1x income
U.S. Census ACS, 2023
Sale-to-list ratio
101.9%
Selling above asking
Redfin, through May 2026
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Beacon a buyer's or seller's market?
Balanced market5.2 months of supply27 days on market101.9% of asking
Beacon, NY is a balanced market, based on 5.2 months of supply and homes selling in about 27 days. Above 5 months of supply, homes start accumulating faster than they clear, which is where buyers gain leverage on price, repairs, and closing costs.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Beacon housing market data show?
Every row below is Redfin's final published month for Beacon, NY. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $676,250 |
| Median list price | $748,000 |
| Year-over-year price change | +16.0% |
| Median price per sq ft | $475/sq ft |
| Median days on market | 27 days |
| Active inventory | 31 listings |
| Months of supply | 5.2 months |
| Sale-to-list price ratio | 101.9% |
| Homes sold (that month) | 6 |
| New listings (that month) | 17 |
| Listings with a price cut | 29.0% |
| Market condition | Balanced market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Beacon is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Beacon is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Beacon home prices moved?
Over the last three years the median sale price in Beacon, NY rose 30.6%, from $518,000 to $676,250. The live Zillow value series has rose 6.5% in the last 12 months, which is the more current read now that Redfin's series has stopped. 29.0% of Beacon listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 5.2 months while the sale-to-list ratio slips below its current 101.9%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Beacon?
Priced off the typical home value of $569,645 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $113,929 | $455,716 | $3,041/mo |
| 5% | $28,482 | $541,163 | $3,611/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $3,041, that implies roughly $130,332 a year before you add taxes and insurance. The median household in Beacon earns $93,347, about $36,985 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 6.1x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Beacon in the next 12 months?
Tell us your timeline. We send the Beacon market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Beacon?
Typical asking rent in Beacon, NY is $2,703/mo, against a typical home value of $569,645. That is a price-to-rent ratio of 17.6x, which means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Compared head to head, 20% down puts principal and interest at $3,041 a month — $338 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, August 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Beacon?
Active listings in Beacon, NY went from 41 in May 2025 to 31 in May 2026, a -24.4% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 42 | 13 |
| July 2025 | 48 | 16 |
| August 2025 | 39 | 10 |
| September 2025 | 38 | 15 |
| October 2025 | 40 | 11 |
| November 2025 | 44 | 12 |
| December 2025 | 33 | 7 |
| January 2026 | 26 | 3 |
| February 2026 | 27 | 8 |
| March 2026 | 29 | 18 |
| April 2026 | 30 | 12 |
| May 2026 | 31 | 17 |
Redfin, through May 2026
How does Beacon compare to New York and the U.S.?
Beacon homes sell for $676,250 — 9% above the New York median of $620,500. Against the national median of $410,700, Beacon runs 65% higher. Year-over-year, Beacon moved +16.0% against New York's +5.1% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Beacon, NY | $676,250 | +16.0% | 27 days |
| New York statewide | $620,500 | +5.1% | 42 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Beacon
What buyers should watch
- Months of supply, currently 5.2. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 29.0%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $570 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $569,645 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Beacon listing goes under contract in 27 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 101.9% of asking. Price at the number you want and let competition do the rest.
- In the last published month Beacon added 17 new listings against 6 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +6.5% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Beacon varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Beacon
There are currently 31 homes listed for sale in Beacon, New York. The median listing price is $748K. Featured listings range from $245,000 to $1,649,000.
$390,000
4 Pine View Rd
Beacon, NY
3 bd2 ba1,168 sqft$334/ft²
House7,405 sqft lot
View photos & details
$424,930
15 Helen Ct
Beacon, NY
3 bd2 ba1,202 sqft$354/ft²
House2,178 sqft lot
View photos & details
$454,930
50 Angela Ct
Beacon, NY
3 bd2 ba1,200 sqft$379/ft²
Condo3,485 sqft lot
View photos & details
$470,000
67 Spring St
Beacon, NY
3 bd1 ba804 sqft$585/ft²
House2,614 sqft lot
View photos & details
$475,000
36 S Walnut St
Beacon, NY
2 bd1 ba840 sqft$565/ft²
House6,970 sqft lot
View photos & details
$525,000
40 N Elm St
Beacon, NY
2 bd1 ba1,062 sqft$494/ft²
House4,356 sqft lot
View photos & details
$649,000
18 Clearwater Ct
Beacon, NY
4 bd3 ba2,660 sqft$244/ft²
Condo436 sqft lot
View photos & details
$750,000
10 Wilkes St
Beacon, NY
3 bd2 ba1,350 sqft$556/ft²
House3,920 sqft lot
View photos & details
$759,000
57 Dogwood Ln
Beacon, NY
3 bd3 ba1,720 sqft$441/ft²
House17,860 sqft lot
View photos & details
$949,000
50 Church St
Beacon, NY
3 bd3 ba1,800 sqft$527/ft²
House4,356 sqft lot
View photos & details
$1,649,000
1190 North Ave
Beacon, NY
4 bd5 ba2,700 sqft$611/ft²
House7,405 sqft lot
View photos & details
Looking to buy in Beacon?
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Active listings
31
Homes on market
Median list price
$748K
Avg. days on market
27
Days until sale
New this week
17
Newly listed
Price drops:29.0%of listings
Sale-to-list:101.9%
How much do homes cost in Beacon by property type?
How the Beacon, NY market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $852,500 | $533/sq ft | 5 | 31 days |
| Condo / co-op | $500,000 | $417/sq ft | 1 | 23 days |
| Townhouse | $394,750 | $303/sq ft | 1 | 49 days |
Who lives in Beacon?
American Community Survey estimates for Beacon. U.S. Census ACS, 2023
Population
14,629
Households
6,320
Median income
$93,347/yr
Median age
41.6 years
Owner-occupied
59.5%
Median home value
$422,000
Median gross rent
$1,675/mo
Mean commute
41.2 min
59.5% of occupied homes in Beacon are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $422,000 against Zillow's $569,645 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $1,675/mo, below Zillow's $2,703/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Beacon?
5 schools tracked · 2,196 students
The largest public schools serving Beacon, NY by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
BEACON HIGH SCHOOL
Grades 9-12 · 830 students
ROMBOUT MIDDLE SCHOOL
Grades 6-8 · 582 students
SARGENT SCHOOL
Grades PK-5 · 302 students
SOUTH AVENUE SCHOOL
Grades PK-5 · 252 students
J V FORRESTAL ELEMENTARY SCHOOL
Grades PK-5 · 230 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Beacon, NY?
Ordered by distance from Beacon, not by size. Compare Beacon side by side with any of them.
Beacon housing market FAQ
Is Beacon a buyer's or seller's market?
Beacon, NY is currently a balanced market. That read comes from 5.2 months of supply, homes going under contract in about 27 days, and sellers getting 101.9% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Beacon?
The typical home in Beacon, NY is worth $569,645 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $676,250, about $475 per square foot.
Is Beacon cheaper than the rest of New York?
Beacon's median sale price of $676,250 is 9% higher than the New York statewide median of $620,500, and 65% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Beacon?
Homes in Beacon, NY spent a median of 27 days on market before going under contract, versus 42 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Beacon?
At the current 30-year fixed rate of 7.03%, 20% down on a $569,645 home is about $3,041 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $130,332 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $93,347.
Are home prices rising in Beacon?
The typical home value in Beacon, NY rose 6.5% over the last 12 months, from $534,693 to $569,645 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Beacon?
Beacon ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Beacon?
That depends on your timeline, not on a headline. What the data says today: Beacon, NY is a balanced market with 5.2 months of supply, the 30-year fixed rate is 7.03%, and the price-to-rent ratio of 17.6x means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Properties Incorporated publishes the data; it does not give financial advice.
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